MELASTI · ID RR-5372

Melasti Arcade penthouse No. 22 in Ungasan: 126 m² with a roof terrace

Penthouse No. 22 is the last one Melasti Arcade has left: 126 m² with a private roof terrace, promo-priced at Rp 3,894,000,000 against a Rp 4,425,000,000 list. Below it sit a restaurant, a gym and a spa. The lease runs 25 years plus 25, and finishes and furniture are part of the deal.

Unit in Melasti Arcade · units listed: 2

Leasehold 25 + 25 years
Off-plan
2 min to Melasti Beach
Restaurant and gym on site

126 m²penthouse No. 22
25 + 25years of leasehold
8,000 m²building plot
2 mindrive to Melasti Beach

Property

What you get

Penthouse No. 22 covers 126 m² and is the only penthouse still for sale in Melasti Arcade. The Loyo & Bondar building rises over Melasti Beach on the Ungasan plateau. By the developer's count it's a two-minute drive to the sand and fourteen minutes to Savaya.

Melasti Arcade has ten penthouses between 84 and 147 m² on its top floors. Every one of them gets a private roof terrace, and some add a plunge pool under a canopy. Loyo & Bondar puts the restaurant, lobby bar, gym and spa on the shared floors and says finishes and furniture come with No. 22.

The list price is Rp 4,425,000,000, and the seller confirmed a promo at Rp 3,894,000,000. We're checking the floor plan to see whether No. 22 has a plunge pool and how many bedrooms it has. We've asked the developer for the building approval (PBG) and the SLF status.

Developer: Loyo & Bondar, all projects and terms

Ownership

Ownership & what you actually get

The penthouse sells on leasehold: 25 years, then a 25-year extension. We want the extension terms and price in the land lease itself. The developer hasn't shared the PBG yet, and until it does, your money stays with you.

Ownership and permits: Melasti Arcade · 126 m² penthouse
Form of ownership	LeaseholdForeigners can't hold freehold (Hak Milik) in their own name. The legal routes are leasehold, a right-to-use title (Hak Pakai) for residents with a stay permit, and a foreign-owned company (PT PMA) holding a right to build (HGB).
Lease term	25 + 25 yearsWe count the years left from handover, and the contract spells out the extension.
Zoning	Pink on the availability sheet, tourism zone in the developer's due diligence reportThe notary's report relies on a land office (BPN) check from February 2024. A fresh RDTR extract confirms it before any deposit.
Building approval (PBG)	Requested from the developerWe've asked Loyo & Bondar for the PBG. No deposit goes in until we have it.
Developer	Loyo & Bondar, legal entity to confirmWe check the company, the land lease and the projects it has delivered.
Certificate of occupancy (SLF)	Status requestedWe asked for the SLF status together with the PBG. A rental license needs the SLF first, so we tie the final payment to the full document pack.
Short-term rental license (NIB)	To confirmAirbnb, Booking.com and other platforms are removing villas that don't hold a valid rental license (NIB). Until this property gets its license, we model long-term rental only.
Indonesian nominee	Not usedPutting the property in a local person's name is a criminal risk under Perda 4/2026, and you can lose the asset in a dispute. We don't handle these deals.
Developer escrow	None, the market works without itYour protection is the structure: payments tied to verified construction stages and a late-delivery penalty in the contract.
Furniture and handover	Finishes and furniture included, per the developerThe furniture and appliance list becomes an appendix to the contract.

Before you pay a deposit, we check the land, the permits and who is selling, then hand you a written report that lists anything still open.

Gusti AyuBroker · Rise Real Bali

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Terms

Melasti Arcade · 126 m² penthouse payment schedule

ReservationYou reserve the unit, and we check the land papers before any contract.
Land leaseYou sign the leasehold agreement once due diligence is done.
First payment30% of the price, per the developer's presentation.
InstallmentsThe balance, interest-free, until construction ends.
HandoverYou accept the finished unit against the document pack.

For the penthouse, Loyo & Bondar's June 2026 deck asks 30% at signing and spreads the balance interest-free over the build. Paying in full earns a discount that the deck sets at 5% and an earlier version at 3%. We're checking which applies, and the PPJB fixes the schedule after due diligence.

Location

Location: Melasti · Ungasan

Penthouse No. 22 looks over the Ungasan plateau toward Melasti Beach, two minutes below by car. Karma Beach and the cliff-top clubs are close.

Melasti Arcade: penthouse roof terrace with a plunge pool, render — Ungasan · Badung · above Melasti Beach

Melasti Beach≈ 2 min, developer's figure
Melasti Mart≈ 700 m
Karma Beach≈ 1.3 km
Pandawa Beach≈ 2.2 km
Savaya≈ 14 min, developer's figure
Ngurah Rai Airport≈ 25 min, developer's figure

Penthouses in the far south of Bali are rare, and Melasti's beach keeps holiday demand steady. Daily shopping still means a drive of a few kilometers.

Melasti · Ungasan · Google map

Area guide and all properties

What's nearby

The neighborhood

Within 1 km of the property

8sights
4hotels
4restaurants
3cafés
1spa
1clinic
1gym

Closest places

Umana Bali, LXR Hotels & Resortshotel · 605 m
The Spaspa · 635 m
Banyan Tree Chapelsight · 680 m
Hotel Bali Cliffhotel · 685 m
Melasti Martshop · 694 m
Villa didihotel · 702 m
Magus Warungrestaurant · 737 m
Minoo Beach Clubrestaurant · 737 m

Places and distances: OpenStreetMap data, © OpenStreetMap contributors. Distances are straight-line from the property.

Straight answers

Questions about Melasti Arcade · 126 m² penthouse

What does Rise Real Bali charge on penthouse No. 22?

Nothing. Loyo & Bondar sets the penthouse price and pays our commission from it. Before you put money down, we chase the PBG and SLF status, match the plot to its RDTR zone and read the land lease clause by clause. Those checks are on us, and the written memo flags each unresolved point.

Can I buy the penthouse from overseas?

Yes. Our broker walks you through penthouse No. 22 on Zoom, and you close by proxy in front of a Bali notary. With construction still running, we release each installment only after seeing that stage in person, and you get the photos. Loyo & Bondar sees the final payment only once the complete document set is in our hands.

How does the penthouse compare with the apartment?

It's three times bigger, 126 m² against 41 m², and it has its own roof terrace looking over the Ungasan plateau. Per square meter it costs less: about Rp 31 million against Rp 43 million for the apartment. No other penthouse in the building is still on sale.

What could the penthouse earn in rent?

Loyo & Bondar quotes 15% a year, before management, tax and upkeep. We show that figure as quoted and leave it out of our model. Our own estimate starts from the local nightly rate. For a penthouse with a roof terrace it depends on the layout, so we confirm the plan of No. 22 first and then send the numbers.

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